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Ah, but let's say rates get smaller? Well, they may go somewhat lower, and not considerably more than that. There isn't room for this that occurs. The Federal Reserve has its own rates at zero more or less on short-run borrowing. The bonds markets are already getting two and three percent returns on U.S. Treasuries, while noticing that this national debt is out of control. The risk linked to that debt is going to make it not as likely that investors will buy U.S. debt in the foreseeable future. The only way to counter that disaster is for the Fed to increase interest rates. Mortgage rates has decided to follow.